10063 Mockingbird Dr · Bismarck, MO 63624

$85,000

2 bd · 1.0 ba · 959 sqft · Other public records · 58 Days on market

Built 1968 6,490 sqft lot $89/sqft · 27% below area Est $116k · 27% under $23/mo HOA · 3% of rent ↓ 27% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• 1% rule +5.3/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover this charming 2-bedroom, 1.5-bath ranch home with fantastic updates! The seller has added a newer roof, kitchen cabinets, countertops, updated flooring, a 200-amp electric panel with newer wiring, and PEX piping throughout. Stay comfortable year-round with the efficient mini-split system, which keeps heating and cooling costs low. Never worry about power outages with the whole-house generator! Enjoy entertaining on the covered patio, and take advantage of lake access with your own private dock. Two storage sheds provide extra space, and there’s even an RV spot with electric and sewer hookups. The seller is offering the camper for an additional $10,000—perfect for extra guests or weekend getaways. Don’t miss this amazing opportunity!

Key facts

• 6,490 sq ft lot
• Built 1968
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($875 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#583 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Valley R-VI (rural): math 28% / reading 41% proficiency, ranked #230 of 324 in MO (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• Washington County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.51%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

• ARV (median comp): $115,794
• List price: $85,000
• Delta: -26.59%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 3.22×
• Total profit: $52,831
• Equity at exit: $76,575

10-year hold

• IRR: 24.4%
• Equity multiple: 7.32×
• Total profit: $150,477
• Equity at exit: $165,136

Cash invested: $23,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 63624

• Home prices YoY: 23.8%
• Active inventory: 23
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$19 /mo · $222/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$23
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $102

Break-even live

Break-even rent $746

Max offer price $85,000

Occupancy floor 83%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $23 · $276/yr
• Likely covers: sewerelectric

Listing history 12 events

1. 2026-06-07
   status $85,000 Pending 58 DOM
2. 2026-06-05
   days on market $85,000 Active 58 DOM
3. 2026-06-04
   days on market $85,000 Active 56 DOM
4. 2026-06-03
   price $85,000 Active 55 DOM
5. 2026-06-02
   days on market $95,000 Active 55 DOM
6. 2026-06-01
   days on market $95,000 Active 54 DOM
7. 2026-05-31
   days on market $95,000 Active 53 DOM
8. 2026-04-08
   listed $95,000 Active 769-char remark

   Show marketing remark (769 chars)

   Discover this charming 2-bedroom, 1.5-bath ranch home with fantastic updates! The seller has added a newer roof, kitchen cabinets, countertops, updated flooring, a 200-amp electric panel with newer wiring, and PEX piping throughout. Stay comfortable year-round with the efficient mini-split system, which keeps heating and cooling costs low. Never worry about power outages with the whole-house generator! Enjoy entertaining on the covered patio, and take advantage of lake access with your own private dock. Two storage sheds provide extra space, and there’s even an RV spot with electric and sewer hookups. The seller is offering the camper for an additional $10,000—perfect for extra guests or weekend getaways. Don’t miss this amazing opportunity!

9. 2025-08-08
   status Active
10. 2025-04-28
    price $119,900
11. 2025-03-21
    price $127,500
12. 2025-01-30
    listed $130,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $222 · $19/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$602/yr (+$50/mo · 271.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,505
• − Mortgage interest: −$4,761
• − Property taxes: −$222
• − Insurance: −$1,222
• − Repairs & maintenance: −$840
• − Management: −$840
• − HOA: −$276
• − Depreciation: −$2,473
• Taxable loss: −$131
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $1,260/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Valley R-VI
• NCES district ID: 2930720
• Math proficiency: 28% ▼ -2.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $40,678
• Composite: 29.0/100
• National rank: #6616
• State rank: #230 of 324 in MO

Livability — Bismarck

• Score: 58/100
• State rank: #583
• US rank: #20759

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,507

Population outlook (Washington County) Hauer SSP2

• Today (2025): 23,761 people
• By 2030: 22,923 · -3.5%
• By 2040: 20,992 · -11.7%
• By 2050: 18,849 · -20.7%
• By 2075: 13,749 · -42.1%
• By 2100: 9,016 · -62.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Native American 3% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Lithuanian 4% Italian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+65.2) · D 17.1% · R 82.3%
• 2008→2024 swing: -65.3pp toward R · 2008: 0.1pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+62.6 2016: R+55.2 2012: R+18.6 2008: D+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 61.65%
• Current HPI: 320.8335
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

-26.9% since first listed

5 events — show timeline

• 2026-04-08 Listed $95,000 MARIS as Distributed by MLS Grid
• 2025-08-08 Relisted — MARIS as Distributed by MLS Grid
• 2025-04-28 Price Changed $119,900 MARIS as Distributed by MLS Grid
• 2025-03-21 Price Changed $127,500 MARIS as Distributed by MLS Grid
• 2025-01-30 Listed $130,000 MARIS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $222 · +12.9% YoY. Source: county tax records.